VILLAGE OF GURNE

PLAN COMMISSION AGENDA

DATE: March 7, 1990

TIME: 7:30 P.M.

PLACE: Viking Junior High School, Multi-Purpose Room, 4460 Grand Avenue.

1 . Call to Order and Roll Call.

2. Communications.

3. a. Approval of Minutes of February 7, 1990. b. Approval of Minutes of February 21, 1990.

4. a. Final Plat: Grubbs Subdivision b. Final Plat: Seday's Resubdivision c. Final Plat: Ceisel's Resubdivision

5. Public Hearing: Petition of 721 Partnership, Edward Zale and Gregg Zale, General Partners, to consider a Planned Unit Development (PUD) Preliminary Plat encompassing 193 acres located along the south side of Grand Avenue and the west side of Hunt Club Road.

6. Public Hearing: Petition of Gurnee National Bank for a Map Amendment to reclassify property at the northwest corner of Grand Avenue and Hutchins Road from a Neighborhood Conservation/Highway Commercial District in unincorporated Lake County to a C/B-2, Community Business District in the Village of Gurnee.

7. Public Hearing: Petition of Lake Group, Inc., to consider a Planned Unit Development (PUD) Conceptual Plan covering 163 acres of property along the north side of Washington Street, opposite Almond Road.

PLAN COMMISSION

MARCH 7~ 1990

Members Present: Dan Robison, Don Rudny, Carl Cepon, Mike Hampson*(Arrived 8:17 P.M.), Dave Barnett & Bob Amaden

Members Absent: Chairman Aho

Other Officials Present: Jon Wildenberg, Director of Building & Zoning; Bud Reed, Village Engineer; Butch Maiden, Rolf C. Campbell & Assoc.; and Barbara Rominski, Village Attorney

1 . Call to order and roll call at 7:30 P.M.

2. Mr. Amaden moved, seconded by Mr. Barnett, to appoint Mr. Rudny Chairman Pro-Tem. Roll Call Vote: Ayes: Robison, Rudny, Cepon, Barnett & Amaden Nays: None Motion Carried 5-0

3. Mr. Cepon moved, seconded by Mr. Amaden, to approve the minutes of February 7, 1990 as presented . Roll Call Vote: Ayes: Robison, Rudny, Cepon, Barnett & Amaden Nays: None Motion Carried 5-0

4. Mr. Cepon moved, seconded by Mr. Barnett, to approve the minutes of February 21, 1990 as presented . Roll Call Vote: Ayes: Robison, Rudny, Cepon, Barnett & Amaden Nays: None Motion Carried 5-0

5. Final Plat: Grubbs Subdivision

This subdivision consists of two lots under the R-5 zoning district on a total of 0.62 acres. It is located at the southeast corner of Johns Manville and Northwestern. One lot currently houses a three-unit building. A duplex unit is contemplated to be built on the second lot. This use is consistent with the Village's Comprehensive Plan.

The developer is requesting relief from curb, gutter and sidewalk. Street, water and sanitary sewer presently front the property. Money will be contributed in lieu of detention.

Engineering finds the Final Plat to be in general conformance with the Subdivision Ordinance and recommends its approval subject to relief as requested.

Mr. Amaden moved, seconded by Mr. Barnett, to forward a favorable recommendation to the Village Board on the Final Plat of the Grubbs Subdivision subject to relief requested and money contributed in lieu of detention. Roll Call Vote: Ayes: Robison, Rudny, Cepon, Barnett, Amaden Nays: None Motion Carried 5-0

6. Final Plat: Seday's Resubdivision

Mr. Wildenberg explained that this plat is still under revision and will be ready for presentation in the future.

7. Final Plat: Ceisel's Resubdivision

This is a two lot suWivision located at the southeast corner of Charles Avenue and St. Paul Avenue, south of Washington Street. This property is located on 0.54 acres under the R-3 zoning district.

The developer's requesting relief from sidewalk, curb and gutter subdivision requirements.

Engineering finds this Final Plat to be in conformance with the SuWivision Ordinance and recommends its approval subject to consideration of the relief requested and final engineering.

Mr. Robison moved, seconded by Mr. Cepon, to forward a favorable recommendation to the Village Board on the Final Plat of Ceisel's Resubdivision, subject to relief as requested. Roll Call Vote: Ayes: Robison, Rudny, Cepon, Barnett & Amaden Nays: None Motion Carried 5-0

8. Public Hearing: Petition of 721 Partnership, Edward and Gregg Zale, General Partners, to consider a Planned Unit Development (PUD) Preliminary Plat encompassing 193 acres, located along the south side of Grand Avenue and the west side of Hunt Club Road.

The Village Board asked the developers to take another look at this plan and try to improve the negative school impacts.

Mr. Nielson, representing the Zale Group, explained that their revised plan includes rental multi-family, a 1 0-acre commercial site and increased lot sizes north of the Commonwealth Edison right-of-way to 10,000 square feet.

Mr. Bruce Johnston, land planner, stated that the 1 0-acre commercial site will be located on Grand Avenue. The rental multi-family will be located to the northwest of the site.

Two single-family types are contemplated. The smaller type will be located north of the Com. Ed. rightof-way, the larger to the south of the right-of-way. Thus, two model sites will be needed. The northern site will be in the first cul-de-sac behind the commercial parcel. The southern site will be in the first cul-de-sac off of Hunt Club Road.

The same collector road will be used to run through the site. A 72 foot right-of-way with five foot easements will be used. A fifty-foot right-of-way will be implemented on minor roads north of Com. Ed. Access will be available for the development to the south. The entrance island off of Grand Avenue will be extended to 300 feet.

Detention in the northeast area will have access for maintenance purposes. Three large lakes in the front of the development will provide detention.

The commercial building is planned to be at a 45 degree angle to interconnect with possible development to the east. A large buffer will separate the commercial and residential uses.

All multi-family units are intended to be rentals. Two types are contemplated: townhomes and flat over flat garden apartments. Wetlands in this area are planned to be part of the greenbelt scheme.

Common parking lots will service a cluster of buildings. Garages will be at the end of the courts to help screen the units from property to the west. A quarter space per dwelling unit will be provided for guest parking.

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A recreation center with tennis courts, pool, rental and maintenance offices will be furnished for the rental units only.

Discussion is in progress with the Gurnee Park District to take over maintenance of the wetlands surrounding the park site.

With this new plan, the population decreased from 1800 to 1535. A total of 540 units are proposed, compared to the 495 single family which was previously approved by the Commission.

School populations also decreased as follows:

Previous Current

1 32 93 High School

350 257 Grade School

Mr. Gerry Salzman, Barton & Aschman Assoc., presented the fiscal impact study, which shows less of a negative impact on the school.

Mr. John Utz, Gewalt Hamilton & Assoc., presented information regarding traffic impact. From the development to the south into this site, an approximate 10-30 cars in the peak a.m. hours and 20-40 cars in the p.m. peak hours are expected. From the development to the west into with site, an approximate 120 cars in the peak a.m. hours and 170 cars in the peak p.m. hours are expected.

* Mr. Hampson arrives at 8:17 P.M.

Mr. Donald Manhard, Donald Manhard & Assoc., presented the engineering plans for this parcel. He stated that the southwest portion is drained by a tile into a detention area on the Lexington site. The southeast and eastern portion drains through the Orchard Valley Subdivision, and the northern portion of the site drains across Grand Avenlle. Wet and dry detention basins will be location at the Hunt Club Road entrance and three detention basis will be located at the Grand Avenue entrance.

Sanitary sewer and watermain will be extended and installed in a "loop" system for the entire area.

Ms. Jean McCollough, 16820 W. Jonathon, questioned lot sizes bordering Hunt Club Road. She stated that, in her opinion, the detention has been handled to a decent degree.

Mr. John Stilson, 34680 Oak Knoll, questioned if the work in the wetlands had been approved by the Army Corps of Engineers. He also questioned if the storm sewer would be connected to the Lexington and Epstein projects. Mr. Stilson expressed concern with the amount of traffic signals that could be placed on Grand Avenue and gave his opinion that the traffic numbers on the impact study are not realistic. He inquired if semis will service the commercial site. Mr. Stilson asked how the schools would be impacted if the minimum lot size was 15,000 square feet in the north and 20,000 square feet in the south.

The Army Corps of Engineers will not issue a permit for wetland work until the final plat has been approved; however, the concept plan has been discussed with them.

Storm sewers and sanitary sewers will tie into the surrounding developments.

Grand Avenue will be widened to 6-8 lanes in the future and signals will be coordinated between Rt. 45 and 1-94.

Semis will service the commercial area off of Grand Avenue to the rear of the building. A 50-foot buffer with berming and fencing will separate the commercial area from the residential area.

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An 80 foot right-of-way from the Arbor Valley intersection with Almond Road will be implemented, in addition to a 25 foot landscaped buffer along the interior roadway.

Cluster homes will sell for approximately $175-213,000. The single-family products will sell for approximately $230-385,000. Four types of housing styles are proposed:

The Highlands - R-2 zoning district, 72 single-family homes with 15-16,000 square foot lots.

The Woodlands - R-2 zoning district, 48 single-family homes with 21-22,000 square foot lots. A 50foot landscaped easement will be placed along the Oak Knoll Subdivision.

The Meadows - R-2 zoning district, 36 single-family homes with 16-18,000 square foot lots.

The Fields - R-4 zoning district, 31 acres,105 lots, approximately 5000 square feet.

Three different concepts for "The Fields" were presented:

Concept A - Detached single-family with a zero lot line in a cluster of 8-14 units each. The units would be two story with a two car garage approximately 2000-2500 square feet.

Concept B - Attached duplex with a zero lot line. The units would be two story with two car garage.

Concept C - Quadraplex

A departure is requested in the R-2 district for lots: 3-7,49 & 65-70 to allow a 95 foot lot width. In the R-4 district, setbacks would be as follows: 50 foot lot width,10 foot front yard, 0-5 foot side yard, 20 foot rear setback.

Mr. Tony Peterson, Planning Resources, stated that the Army Corps of Engineers has delineated 18 acres of wetlands. Four areas are larger than one acre. A mitigation plan is under review.

Mr. Tracy Richards, Donald Manhard & Assoc., explained drainage in the area. He stated that half of the property drains from Washington Street into the north wetland pockets. A quadrant adjacent to Washington Street drains into the southeast corner of the site.

Water and sanitary sewer will interconnect with the Lexington and Zale parcels.

Mr. John Utz, Gewalt Hamilton, presented information regarding the traffic impact study. Washington Street will have right and left turn bays into this suWivision. A signal on Washington Street is not recommended at this time.

Mr. Jack Porter, Executive Vice President of Lake Partners, reported that the subdivision will have a population of 735 residents after five years.

The Commission questioned what would happen to the trees on site.

In response, the petitioner stated that the major trees will be saved. Some trees will be moved and used in the buffer areas.

Mr. John Stilson, 34680 Oak Knoll, expressed concern that the development in this area will double the population of Gurnee. He questioned if IDOT had been notified of work being done in the wetland area. He stated that the reservoir located in the southeast corner is already over-flowing. Mr. Stilson also expressed concern with traffic congestion and negative school impacts.

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